31 Oct Rising Property Listings Change the Market for Buyers and Investors
Australia’s property market is entering a different phase as the number of homes available for sale increases across several capital cities. Brisbane, Adelaide and Perth have recorded particularly noticeable growth in listings, giving buyers more choice after several years of relatively tight supply.
According to recent analysis from realestate.com.au, active listings across the three cities increased by 4% in August compared with July. Active listings include newly advertised properties as well as homes that remain unsold from previous months. Across 2026, active listings have increased by more than 50% from their low point in Perth and Adelaide and by almost 70% in Brisbane.
For the property finance market, the change is significant. More available stock and longer selling times can alter the balance between buyers and sellers, while higher interest rates can affect borrowing capacity and purchasing activity at the same time.
More Properties Are Coming to Market
The increase in listings is partly seasonal, but the latest data suggests that there is more happening than the usual change in spring activity.
New listings across Brisbane, Adelaide and Perth were around 20% higher in August than a year earlier. Across the three cities combined, winter produced 19% more new listings than the same period in 2025.
This gives prospective buyers more properties to compare. It also means properties that might previously have attracted several interested buyers quickly can remain available for longer.
However, the increase in supply should be viewed in context. Active listings in all three cities remain around 30% below March 2020 levels, meaning available stock is still considerably lower than it was before the pandemic.
The market has therefore not simply moved from a period of limited supply to an environment of abundant stock. Instead, the latest figures point towards a gradual rebalancing.
Selling Times Are Getting Longer
One of the clearest signs of this change is the amount of time properties are taking to sell.
Homes in Brisbane and Perth are taking around two weeks longer to sell than earlier in 2026, while Adelaide has experienced an increase of approximately one week. When properties remain on the market for longer, unsold stock accumulates and contributes to higher active listings.
Perth provides another example of the change taking place. REIWA reported that active listings reached 7,335 properties at the end of August, the highest level since March 2023 and 146.1% higher than August 2025. Houses were taking a median 23 days to sell, 12 days longer than a year earlier.
Longer selling times do not automatically indicate that property values will fall by a particular amount. They do, however, provide an indication that buyer demand is no longer absorbing available stock as quickly as it was previously.
Interest Rates Are Adding to the Shift
The increase in listings is occurring alongside a significant change in Australia’s interest rate environment.
The Reserve Bank of Australia raised the cash rate to 4.60% in September 2026, the fourth increase of the year. Higher interest rates can increase mortgage repayments and affect the amount prospective borrowers can service under lender assessment criteria.
This can have a direct effect on purchasing capacity. When borrowing costs increase, some buyers may reduce their price range, delay a purchase or reassess the type and location of property being considered.
The impact can also extend to existing property owners. Higher financing costs can affect the cost of holding investment property, particularly where debt forms a significant part of the overall property structure.
These factors help explain why an increase in listings can occur at the same time as buyer activity becomes more measured.
Brisbane, Adelaide and Perth Are Changing After Years of Strong Demand
The three markets experiencing the largest increase in active listings have each benefited from strong demand in recent years.
Limited supply was an important factor supporting price growth across Brisbane, Adelaide and Perth. The return of additional stock is therefore significant because the relationship between available properties and buyer demand is beginning to change.
Recent PropTrack data reported by Broker News showed monthly price declines in August of 0.9% in Adelaide, 0.3% in Brisbane and 0.2% in Perth. National property prices also declined for a fifth consecutive month, sitting 2.7% below their March peak.
These figures should be considered alongside the broader market rather than interpreted in isolation. Property performance can vary considerably between suburbs, property types and price segments within the same city.
More Choice Does Not Mean Every Property Market Is the Same
An increase in listings can create more choice for buyers, but the effect will not be uniform across every part of a city.
Some suburbs may continue to experience strong demand where supply remains limited, while other areas may see properties remain available for longer.
Property type can also make a difference. Houses, units and investment properties can attract different buyer groups and respond differently to changes in borrowing conditions.
For property investors, this makes local market information particularly relevant. Broad city-level statistics provide useful context, but they do not necessarily describe the conditions affecting an individual property or suburb.
What Does This Mean for Property Finance?
Changes in property supply can also influence the role of finance in a purchase.
When listings are limited and competition is strong, buyers may have less time to assess different properties and financing structures. A market with more available stock can provide additional time for buyers to compare properties, understand their financing requirements and consider the implications of different loan structures.
At the same time, higher interest rates mean financing costs remain an important part of the property equation.
Lending growth has already slowed. APRA data reported by Broker News showed total home loan books increased by just 0.2% in July, the slowest monthly growth in three years. Investor lending increased by only 0.1%, while owner-occupier lending grew by 0.3%.
This indicates that the lending environment is also responding to changing market conditions.
Buyers and Sellers May Need to Adjust to a Different Market
A market with more listings and longer selling times can change the dynamics between buyers and sellers.
When stock is scarce, sellers can benefit from competition between multiple buyers. As the number of available properties increases, buyers may have more opportunities to compare properties, negotiate terms and take additional time to assess a purchase.
Recent national data also points towards longer selling periods and higher stock levels. Herron Todd White reported that the national median time on market had increased from 28 to 39 days, while total listings were 18.1% higher than a year earlier.
This does not mean every seller will experience the same conditions. Property quality, location, pricing and buyer demand remain important factors.
Understanding the Changing Property Finance Environment
The increase in listings across Brisbane, Adelaide and Perth is an important development for Australia’s property market.
After years of tight supply and strong competition, buyers are now seeing more properties available and longer selling times. At the same time, higher interest rates are affecting borrowing costs and lending capacity, creating a more complex environment for both property buyers and investors.
For Property Finance Invest, these changes highlight the importance of understanding the connection between property markets and finance. The availability of suitable property is only one part of the equation. Borrowing conditions, lending criteria, interest rates, property values and ongoing ownership costs can all influence the broader financing environment.
As the spring selling season progresses, the level of new listings, selling times and buyer activity across Brisbane, Adelaide and Perth will provide further insight into whether the current increase in supply represents a temporary adjustment or a more sustained shift in market conditions.
For anyone following Australia’s property finance landscape, these indicators will remain important as the market continues to evolve.